Once you have two years taxes with rental income, you'll start being able to use the rental income for qualification.

Save money, bank credit, and get at least a pre-qualification and develop that relationship with a local lender.

In parallel, I would reach out to some hard money lenders and go through their qualification process so that you understand their terms and also have a lender lined up if you get a property under contract.  

I would still refuse to let the boyfriend/husband into the house because he does not meet the qualifications that you have.This might not be ideal, I would give the parents space but make sure you can inspect the property at your own leisure with a notice.

I consider myself a friendly guy and would even buy you a coffee but I would not write hundreds of offers hoping that one sticks, drive for dollars for you or otherwise spin the proverbial wheels.Writing a little something about you, your qualifications, your criteria and timetable might just help other people when they are making recommendations to you.

Are you handy yourself to ask screen the tenants as to their qualifications?

And I believe commercial financing generally comes with a higher interest rate -- along with more stringent qualification requirements, though that is not necessarily a bad thing.We plan to finance so as not to tie up our capital and allow us to keep buying properties.

For investors, I typically start with an assumed rent number, but set it up so they can plug in their property-specific rent assumption and it populates the rest of the information necessary to establish qualification. [ $5000/month rent + day job ] income supports a heck of a lot more debt than [ $1200/month + day job ], naturally. 

We put in a bid ABOVE asking price (house was underpriced and still worth it at higher amount), then found out this was an undisclosed just-purchased short sale and in spite of my excellent loan qualifications, no one will touch this for a mortgage due to Fannie/Freddie, seasoning, etc, excepting a "portfolio" lender at highway robbery rates.

Send me an email at [REMOVED] with your qualifications and contact information and i'll contact you to take the next step.